New Hampshire has no broad income or sales tax, and it makes up the difference with property taxes. On a $2M Seacoast home or a Lake Winnipesaukee waterfront rental, that tax bill is often the biggest number after the mortgage itself.
In short: LendingStreet offers jumbo DSCR loans of about $1.5M to $5M+ on New Hampshire investment property with 1 to 8 units, qualified on the rent instead of tax returns. Property taxes, set town by town, usually decide how much a large rental can borrow. LLC borrowers are standard, the minimum credit score is 620, and max LTV on bigger balances varies by program.
The Seacoast is the main jumbo market: Portsmouth, Rye, New Castle, North Hampton and Hampton have large homes and renovated multi-unit buildings near the water and downtown Portsmouth. Exeter and Stratham add executive homes a short drive inland.
The Lakes Region, centered on Lake Winnipesaukee in Wolfeboro, Meredith, Gilford, Moultonborough and Alton, has waterfront homes that rent by the week in summer. In the White Mountains, North Conway, Lincoln near Loon Mountain and Waterville Valley see ski-season and fall foliage demand. Southern towns like Bedford, Windham and Amherst have large homes leased to Boston-area commuters.
| Area | Typical high-value property | What to check |
|---|---|---|
| Portsmouth, Rye, New Castle | Seacoast homes, downtown multi-unit buildings | Town tax bill, flood zone, city STR rules |
| Wolfeboro, Meredith, Moultonborough | Lake Winnipesaukee waterfront | Seasonal rent, docks, septic and well |
| North Conway, Lincoln, Waterville Valley | Ski and mountain homes | Winter access, heating costs, town rules |
Each New Hampshire town sets its own tax rate, and the state reassesses on a rolling schedule, with towns revaluing at least every five years. The result is that two similar homes a few miles apart can carry very different bills. Lakefront towns with large tax bases sometimes have lower rates than inland cities, but high values still produce large bills.
Budget on the actual current bill for the parcel and ask the town whether a revaluation is coming. Insurance is the next line: older lake houses, oil heat and wood stoves can raise premiums, and coastal homes in Rye and Hampton may sit in flood zones that require flood coverage.
Older housing stock also shapes these loans. Many Seacoast and Lakes Region homes are a century or more old, with oil heat, fieldstone foundations and septic systems, and lake houses are often on private wells. Appraisers and insurers will ask about those systems, and a tenant paying a premium rent will expect them to work through a New Hampshire winter. A recent septic inspection, water test and heating service record make a large file easier to approve.
This example is illustrative and not a quote. An investor buys a Rye home near the coast for $2,300,000 and leases it year-round for $14,000 a month. Town taxes are budgeted at $2,000 a month and insurance, including flood coverage, at $650. Two loan amounts are shown below, each with estimated principal and interest over 30 years.
At 70% LTV the loan is $1,610,000, estimated principal and interest is about $10,847, the total payment is about $13,497 and DSCR is about 1.04x. At 65% the loan is $1,495,000, the payment is about $12,722 and DSCR is about 1.10x. At 70% the ratio sits just above the 1.0x standard minimum; dropping to 65% gives a more comfortable margin. Sub-1.0 DSCR programs exist for some files, but they usually ask for lower leverage or more reserves.
| Item | 70% LTV | 65% LTV |
|---|---|---|
| Purchase price | $2,300,000 | $2,300,000 |
| Loan amount | $1,610,000 | $1,495,000 |
| Down payment | $690,000 | $805,000 |
| Estimated principal and interest | $10,847 | $10,072 |
| Taxes and insurance | $2,650 | $2,650 |
| Total monthly payment | $13,497 | $12,722 |
| Monthly rent | $14,000 | $14,000 |
| DSCR | About 1.04x | About 1.10x |
New Hampshire requires short-term rental operators to register for and collect the state Meals and Rooms tax. Beyond that, rules are local. Portsmouth has restricted short-term rentals in many residential areas, and other towns use zoning or permits; lake and ski towns have generally been more open, though that can change at town meeting.
Weekly summer rentals on Winnipesaukee can earn strong income, but it is seasonal. Some programs can qualify on projected short-term revenue, and the lender will look closely at how the property earns in the off-season.
Not every large New Hampshire loan is a waterfront home. Renovated 5 to 8 unit buildings in Portsmouth, Dover and Manchester, and groups of rentals in Nashua or Concord, can also reach jumbo balances.
If you own five or more rentals, a blanket portfolio loan can combine them, and some programs can include properties in Maine or Massachusetts.
Underneath, a jumbo DSCR loan works like any rent-based loan: a 620 minimum score, LLC borrowers welcome, no W-2s or tax returns, and a payment that the rent should cover at 1.0x or more on standard programs.
The differences come with size. Expect leverage below the standard 80% purchase and 75% cash-out ceilings, larger reserve requirements and, on some programs, a second valuation. Each large loan is priced on its own facts, so terms vary by program.
New Hampshire's real estate transfer tax is charged to both buyer and seller, each paying half, so on a large purchase the buyer's share is a real closing cost. Ask your title company or attorney for the exact figure. Recording fees, title insurance and lender costs are separate.
Gathering these early keeps the appraisal and underwriting moving.
Our investor loans are business-purpose loans on non-owner-occupied property. We finance DSCR loans on 1 to 8 unit rentals in Rockingham, Belknap, Carroll and Hillsborough counties and across New Hampshire.
Send the address, price or value, rent and the leverage you want. We will run the ratio on realistic taxes and insurance, test it at more than one loan amount and come back with options. Call (877) 298-1001 or use the form below.
Because property taxes are high and set town by town. The tax bill sits inside the monthly payment, so it lowers the ratio. Check the actual parcel bill before you make an offer.
Yes, if it is non-owner-occupied investment property and the rent, long-term or short-term on some programs, supports the payment. Expect questions about seasonality, septic and the dock.
Both buyer and seller pay a share. Confirm the amount with your title company or attorney.
Portsmouth has restricted short-term rentals in many residential areas. Check the current zoning for your address with the city before relying on nightly income.
Purchase leverage goes up to 80% LTV on standard programs, but on jumbo balances it is often lower and varies by program, so plan for a larger down payment.
Yes, 30-year terms are available on DSCR loans, including larger balances, subject to program review.
No. Our investor loans are business-purpose loans on non-owner-occupied property, so a home you live in does not qualify.
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